4 Pepper Pl · Hardeeville, SC 29909

$254,900

1 bd · 2.0 ba · 1,081 sqft · Townhouse public records · 86 Days on market

Built 1995 2,352 sqft lot $236/sqft · 15% below area Est $299k · 15% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.8/30.0
• ARV discount +14.1/15.0
• DSCR +5.9/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller iѕ offеring tο рay 1st quаrtеr villa fees with a accерtable Offer by May 31, 2026. Nestled on a quite cul-de-sac, this sunny two bedroom, two bath villa offers both comfort and convenience in an ideal location. Just moments to the Sun City Town Square Amenity Center, you will enjoy the use of an indoor or outdoor pool, state of the art gym, billiards, table tennis, bocce, tennis, theater, various clubs and so much more. You'll enjoy easy access out a convenient side gate to a variety of banks, restaurants, pharmacies, medical offices and a grocery store. A short stroll leads you to beautiful Lake Somerset and its dock- a favorite spot for residents to relax or enjoy catch and release fishing. Whether your looking for an active lifestyle or the peaceful surroundings of the back screened lanai facing a lagoon and mature landscaping or cooking in your updated kitchen with lowered granite countertops and new stove, this home has the perfect balance. A new roof was added in 2024. Smooth ceilings, and crown molding round out the ambiance of this desirable home.

Key facts

• Billiards
• State of the art gym
• Cul-de-sac

Tags

• CUL-DE-SAC
• INDOOR OR OUTDOOR POOL
• STATE OF THE ART GYM
• BILLIARDS
• TABLE TENNIS
• BOCCE

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (11.6% below list).
• Recommended offer: $225k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.6% in Hardeeville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#136 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+, housing B+; Watch: schools F, amenities F, commute F.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.3%/yr); 650 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $71k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $210k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,458 (11.6% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (median comp): $298,839
• List price: $254,900
• Delta: -14.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Padgett Dr	0.05mi	2/2.0 (+1)	1,089 (+1%)	7mo	$240,000	$220	86
16 Huquenin Ln	0.46mi	2/2.0 (+1)	1,089 (+1%)	10mo	$200,000	$184	64
30 Zubler St	0.45mi	2/2.0 (+1)	1,053 (-3%)	7mo	$249,000	$236	64
8 Purry Cir	0.41mi	2/2.0 (+1)	1,133 (+5%)	9mo	$275,000	$243	60
4 Huquenin Ct	0.44mi	2/2.0 (+1)	1,151 (+6%)	10mo	$260,000	$226	56
7 Padgett Ct	0.14mi	2/2.0 (+1)	1,240 (+15%)	12mo	$230,000	$185	54
36 Padgett Dr	0.07mi	2/2.0 (+1)	1,240 (+15%)	17mo	$300,000	$242	53
21 Padgett Ct	0.18mi	2/2.0 (+1)	1,240 (+15%)	14mo	$299,000	$241	51
42 Purry Cir	0.52mi	2/2.0 (+1)	1,169 (+8%)	11mo	$230,000	$197	48
36 Purry Cir	0.50mi	2/2.0 (+1)	1,210 (+12%)	9mo	$210,000	$174	44
53 Zubler St	0.34mi	2/2.0 (+1)	1,210 (+12%)	19mo	$319,000	$264	43
42 Zubler St	0.40mi	2/2.0 (+1)	1,210 (+12%)	20mo	$315,000	$260	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.81×
• Total profit: $-13,289
• Equity at exit: $38,006

10-year hold

• IRR: 9.5%
• Equity multiple: 1.88×
• Total profit: $63,085
• Equity at exit: $22,039

Cash invested: $71,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29909

• Home prices YoY: -12.5%
• Rents YoY: 9.3%
• Active inventory: 650
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $255

Break-even live

Break-even rent $1,932

Max offer price $254,900

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Padgett Dr Bluffton, SC	2.0	2.0	1089	$2,300	$2.11	44d	1	0.06mi
61 Zubler St Bluffton, SC	2.0	2.0	1053	$1,970	$1.87	21d	1	0.31mi
55 Purry Cir Bluffton, SC	2.0	2.0	1445	$2,500	$1.73	44d	1	0.52mi
329 Mystic Point Dr Okatie, SC	2.0	2.0	1084	$2,500	$2.31	13d	1	0.81mi

Listing history 30 events

1. 2026-06-18
   days on market $254,900 Active 86 DOM
2. 2026-06-17
   days on market $254,900 Active 85 DOM
3. 2026-06-16
   days on market $254,900 Active 84 DOM
4. 2026-06-15
   days on market $254,900 Active 83 DOM
5. 2026-06-14
   days on market $254,900 Active 81 DOM
6. 2026-06-13
   days on market $254,900 Active 80 DOM
7. 2026-06-10
   days on market $254,900 Active 78 DOM
8. 2026-06-09
   days on market $254,900 Active 77 DOM
9. 2026-06-08
   days on market $254,900 Active 76 DOM
10. 2026-06-07
    days on market $254,900 Active 75 DOM
11. 2026-06-05
    days on market $254,900 Active 72 DOM
12. 2026-06-03
    days on market $254,900 Active 71 DOM
13. 2026-06-02
    days on market $254,900 Active 70 DOM
14. 2026-06-01
    days on market $254,900 Active 69 DOM
15. 2026-05-31
    days on market $254,900 Active 68 DOM
16. 2026-03-24
    listed $254,900 Active 1087-char remark

    Show marketing remark (1087 chars)

    Seller iѕ offеring tο рay 1st quаrtеr villa fees with a accерtable Offer by May 31, 2026. Nestled on a quite cul-de-sac, this sunny two bedroom, two bath villa offers both comfort and convenience in an ideal location. Just moments to the Sun City Town Square Amenity Center, you will enjoy the use of an indoor or outdoor pool, state of the art gym, billiards, table tennis, bocce, tennis, theater, various clubs and so much more. You'll enjoy easy access out a convenient side gate to a variety of banks, restaurants, pharmacies, medical offices and a grocery store. A short stroll leads you to beautiful Lake Somerset and its dock- a favorite spot for residents to relax or enjoy catch and release fishing. Whether your looking for an active lifestyle or the peaceful surroundings of the back screened lanai facing a lagoon and mature landscaping or cooking in your updated kitchen with lowered granite countertops and new stove, this home has the perfect balance. A new roof was added in 2024. Smooth ceilings, and crown molding round out the ambiance of this desirable home.

17. 2020-10-21
    soldstatus $210,000
18. 2020-10-15
    soldstatus $210,000 231-char remark

    Show marketing remark (231 chars)

    Nicely done Charleston villa in Sun City. Convenient to all amenities!! HVAC is near new, gutter guards, new paint as well as countertops. Relaxing view from the screened lanai with mature landscaping. Extra storage in the garage.

19. 2020-08-28
    listed $209,000 231-char remark

    Show marketing remark (231 chars)

    Nicely done Charleston villa in Sun City. Convenient to all amenities!! HVAC is near new, gutter guards, new paint as well as countertops. Relaxing view from the screened lanai with mature landscaping. Extra storage in the garage.

20. 2015-12-03
    soldstatus $161,500
21. 2015-12-01
    soldstatus $161,500
22. 2015-12-01
    soldstatus $161,500
23. 2015-06-25
    listed $164,900
24. 2015-06-15
    listed $164,900
25. 2013-07-02
    soldstatus $118,000
26. 2013-06-28
    soldstatus $118,000
27. 2012-09-14
    listed $123,500
28. 2006-03-22
    soldstatus $172,000
29. 1997-07-28
    soldstatus $110,000
30. 1996-10-21
    soldstatus $115,041

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,004 · $84/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: +$449/yr (+$37/mo · 44.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,055
• − Mortgage interest: −$14,278
• − Property taxes: −$1,004
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$7,415
• Taxable loss: −$1,246
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $3,353/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Hardeeville

• Score: 65/100
• State rank: #136
• US rank: #13105

Category grades

Amenities F Commute F Cost of living F Crime B+ Employment B Housing B+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaufort County · 163,770 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 24,003
• Household income: $91,294
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 268.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.99%
• Current HPI: 196.0491
• Rent YoY: ▲ 9.31%
• Metro: Hilton Head Island-Bluffton, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+121.6% since first listed

15 events — show timeline

• 2026-03-24 Listed $254,900 RSMLS
• 2020-10-21 Sold (Public Records) $210,000 Public Records
• 2020-10-15 Sold (MLS) $210,000 RSMLS
• 2020-08-28 Listed $209,000 RSMLS
• 2015-12-03 Sold (Public Records) $161,500 Public Records
• 2015-12-01 Sold (MLS) $161,500 RSMLS
• 2015-12-01 Sold (MLS) $161,500 LRMLS
• 2015-06-25 Listed $164,900 LRMLS
• 2015-06-15 Listed $164,900 RSMLS
• 2013-07-02 Sold (Public Records) $118,000 Public Records
• 2013-06-28 Sold (MLS) $118,000 RSMLS
• 2012-09-14 Listed $123,500 RSMLS
• 2006-03-22 Sold (Public Records) $172,000 Public Records
• 1997-07-28 Sold (Public Records) $110,000 Public Records
• 1996-10-21 Sold (Public Records) $115,041 Public Records

Property tax history

-3.9%/yr

Latest (2025): $1,004 · -0.1% YoY. Source: county tax records.